Selected Project Experience
The Javelin Group’s professional staff has significant experience providing consulting services to the real estate community. Examples of key projects representative of their experience are provided for your review. Click on the links to the left to view a summary of each project:
Javelin completed a Phase I Environmental Site Assessment (ESA) and a Property Condition Assessment (PCA) of the 501 Marquette Building, a 19-story, Class B office building. The building was formerly known as the Soo Line Building that was constructed in 1914 with substantial renovations in 1960, 1988, 1993, and 1998.
The purpose of the ESA was to identify recognized environmental conditions (RECs) associated with the subject property. In addition, Javelin conducted an asbestos survey to identify asbestos-containing building materials (ACBMs). Cost estimates for abatement of identified ACBMs were developed and provided to our client to assist with purchase negotiations of the subject property.
In addition, Javelin was retained to conduct a detailed comprehensive PCA of the subject property improvements. Based on the client requirements, Javelin assembled a team, including structural engineers, roofing inspectors, mechanical engineers, elevator consultants, and architects to conduct a thorough inspection and report on the general physical condition of the subject property. Based on observations of readily apparent conditions, opinions of probable costs were developed for items of deferred maintenance or code compliance issues for which reserve amounts were established.
Estimated replacement reserve costs were also calculated for the anticipated replacement or significant maintenance of the building’s material systems or components.
501 Marquette Building, Minneapolis
Pentagon Park, Edina
Javelin completed a Phase I Environmental Site Assessment (ESA) and a Property Condition Assessment (PCA) of the Pentagon Park of Edina, a 16-building, multi-tenant office park. The office park was constructed in phases from 1963-1970 and is situated on a 39.15-acre parcel.
The purpose of the ESA was to identify recognized environmental conditions (RECs) associated with the subject property. Based on the conclusions of the ESA, Javelin subsequently conducted a Phase II Environmental Site Assessment to determine if the current presence of fuel oil underground storage tanks had impacted soils and/or groundwater of the subject property. In addition, Javelin conducted an asbestos survey of the 16 buildings to identify asbestos-containing building materials (ACBMs). Cost estimates for abatement of identified ACBMs were developed and provided to our client to assist with purchase negotiations of the subject property.
In addition, Javelin was retained to conduct a detailed comprehensive PCA of the subject property improvements, including parking ramps. Based on the client requirements, Javelin assembled a team, including structural engineers, roofing inspectors, mechanical engineers, elevator consultants, and architects to conduct a thorough inspection and report on the general physical condition of the subject property. Based on observations of readily apparent conditions, opinions of probable costs were developed for items of deferred maintenance or code compliance issues for which reserve amounts were established. Estimated replacement reserve costs were also calculated for the anticipated replacement or significant maintenance of the building’s material systems or components.
Javelin completed a Phase I Environmental Site Assessment (ESA) of a former railroad-switching yard, consisting of a 5.6-acre irregular-shaped parcel. Historically, the subject property and surrounding properties have been occupied by railroad switching yards and freight depots. A railroad round house and turntable were previously located adjacent to the
southeast of the subject property; one or more fuel oil tanks were located adjacent to the round house/turntable. In addition, records indicate that an oil pump house was previously located on the subject property. The purpose of the ESA was to identify recognized environmental conditions (RECs) associated with the subject property.
Javelin subsequently conducted a Phase II Environmental Site Assessment to determine if the historical railroad operations had impacted soils and/or groundwater of the subject property. The limited subsurface investigation conducted by Javelin identified elevated concentrations of petroleum-related volatile organic compounds, petroleum products, polynuclear aromatic hydrocarbons, PCBs, and metals in soil and ground water beneath the subject property. The
types of contaminants identified are consistent with the historical use of the subject property as a former railroad property.
Javelin assisted our client in entering the MPCA Voluntary Investigation & Cleanup (VIC) program to obtain a No Association Determination Letter prior to closing on the purchase of the site. Future redevelopment will require the preparation and MPCA approval of a Development Response Action Plan (DRAP) to properly handle contaminated soils and groundwater encountered during construction activities.
Former Railroad Switching Yard, St. Paul
Rand Tower, Minneapolis
Javelin completed a Phase I Environmental Site Assessment (ESA) and a Property Condition Assessment (PCA) of the Rand Tower, a 26-story, approximately 141,558 SF, office tower with a 4-story annex designed by the prominent Chicago architectural firm of Holibird and Root. The building was constructed in 1928-29 and is listed on the National Register of Historic Places.
The purpose of the ESA was to identify recognized environmental conditions (RECs) associated with the subject property. The ESA was conducted in accordance with ASTM E 1527-00 “Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process”. In addition, Javelin noted the condition of asbestos- containing building materials (ACBMs) and prepared an Asbestos Operations & Maintenance Program for the facility.
The purpose of the PCA was to observe and report on the general physical condition of the subject property. Estimated replacement reserve costs and immediate repair needs were calculated for the anticipated replacement or significant maintenance of the building’s material systems or components. Javelin also conducted an accessibility assessment (ADA) to identify architectural and communication barriers that prohibit access to public areas within the facility. The assessment included a walk-through of the building and grounds, including visual observations, measurements, and completion of a checklist: ADA Readily Achievable Barrier Removal For Existing Facilities, and interviews with the Municipal Building Code Officials.
River Park Lofts (Former Park Square Building), St. Paul
Javelin completed a Phase I Environmental Site Assessment (ESA) of the Park Square Building, an 8-story, former manufacturing facility. The building was constructed in 1905 as the George Sommers & Company General Merchandise Mail Order House and is located within the City of St. Paul Historic Lowertown District. The purpose of the ESA was to identify recognized environmental conditions (RECs) associated with the subject property. Review of historic records, including Sanborn Fire Insurance Maps, City Directories, and building permits identified that the building has been utilized as a general mail order house (George Sommers Co.), for the manufacture of telephone equipment (Western Electric Co.), and for the manufacturing of printed circuit boards and precision etched metal components (BuckBee Mears). The BuckBee Mears circuit board and metal plating manufacturing operations were classified as a Large Quantity Hazardous Waste Generator. Regulatory records identified numerous spills and hazardous waste violations associated with the former BuckBee Mears operations.
In addition, review of Minnesota Pollution Control Agency files and the City of St. Paul Fire Department records identified the former presence of 2-6000 gallon gasoline USTs, 2 fuel oil USTs, and 22 indoor aboveground chemical storage tanks associated with the BuckBee Mears facility. Currently, one 15,000-gallon fuel oil UST is present. The site is listed as a closed LUST site associated with the removal of a former fuel oil UST. Significant fuel oil contaminated soil remains within the former UST basin.
Based on the conclusions of the ESA, Javelin recommended the completion of a Phase II ESA to determine whether historic operations have impacted subsurface conditions of the subject property.
Rosedale Tower, Roseville
Javelin completed a property condition assessment (PCA) and American with Disabilities Act (ADA) survey of the Rosedale Tower, an 8-story multi-tenant, suburban office building. The building was constructed in 1974 and is situated on a 4.6-acre parcel.
The purpose of the PCA was to observe and report on the general physical condition of the subject property. Based on observations of readily apparent conditions, opinions of probable costs were developed for items of deferred maintenance for which reserve amounts were established.
Estimated replacement reserve costs were also calculated for the anticipated replacement or significant maintenance of the building’s material systems or components. Javelin also conducted an accessibility assessment (ADA) to identify architectural and communication barriers that prohibit access to public areas within the facility. The assessment included a walk-through of the building and grounds, including visual observations and measurements, completion of a checklist: ADA Readily Achievable Barrier Removal For Existing Facilities, and interviews with the Municipal Building Code Officials.
The Hennepin County Board awarded The Javelin Group a $100,000, 2-year (2011-2012) Professional Services Consulting Service Agreement. The contract was for providing environmental consulting services to Hennepin County, including, but not limited to: environmental assessments, environmental subsurface investigations, asbestos building surveys and consulting services, and lead-paint surveys and consulting services.